Home Selling Net Sheet
Free seller tool
Home Selling Net Sheet
Find out how much cash you will actually walk away with when you sell. Enter your price and your loan, see every cost along the way, compare offers on what they really pay, and see what a price cut or more waiting does to your pocket.
Your home and costs
Where the sale price goes
Every dollar of the price, from the loan payoff to what you keep.Your net sheet
Like the statement you get at closing.Your next move
What the numbers say
Enter up to three offers
The highest price is not always the best offer. Add the seller credit and repair credit each buyer asks for, and how many days to closing. Your costs and loan come from the panel on the left.Side by side
The best cash in your pocket is shaded.What the numbers say
What do you need to take home?
Type the cash you need after tax, for example for your next down payment, and see the price that gets you there.Cash in your pocket at different prices
Your tax and costs are recalculated for each price.Is a price cut worth it?
Waiting costs money every month. Test a lower price that sells faster.What the numbers say
Planning tool, not financial, legal or tax advice. Commissions, closing costs and transfer taxes vary by state, county and deal, and are often negotiable. The tax estimate is rough and covers only the common gain on a main home. Ask a tax professional and your agent or closing attorney for real figures before you list or accept an offer.
Tutorial
How to use the Home Selling Net Sheet
Find out what you really keep when you sell. Enter the price and loan, then compare offers and price cuts by the cash that lands in your account.
- 1
Enter your sale
Open the panel and fill in the expected price and what you still owe on the mortgage.
- 2
Add the costs
Agent commissions, closing fees, repairs, credits and how long it may sit on the market.
- 3
Read the cash
The Net sheet shows what you walk away with. Then compare offers and test a lower price.
1Net sheetWhat do I walk away with?
A closing-style statement from sale price down to cash in your pocket, plus a bar showing where every dollar goes.
- Cash in your pocket: after the loan, costs and estimated tax.
- Break-even price: the lowest price that pays off the loan and the costs.
- Estimated tax: a rough figure on the gain, including the primary-home exclusion.
Tip. Fill in the cost of waiting. Every month on the market costs real money in mortgage and upkeep.
2Compare offersWhich offer pays me the most?
Enter up to three offers with price, credits, concessions and closing date. The tool ranks them by cash after tax, not by headline price, and shades the best in each row.
Tip. A cash offer with no contingencies can beat a higher price that comes with credits and a long close.
3Price strategyWhat does a price cut do to my cash?
See how much of each extra $10,000 of price you actually keep, your break-even price, and a table of cash at different sale prices.
Worked example
Defaults: $480,000 sale price, $210,000 mortgage payoff.The sale price is $480,000, but after the loan and every cost you keep a bit under half of it.
The highest price (Offer C, $505,000) is not the best offer. Offer B pays $3,299 more after costs and tax than the next one.
Assumptions explained
| Field | What to enter |
|---|---|
| Sale price | What you expect to sell for. Use recent sold prices, not the asking price. |
| Mortgage payoff | The balance on your loan at closing, from your lender statement. |
| Commissions | Your agent and the buyer agent, each as a percent of the price. |
| Credits and concessions | Money you give the buyer toward their costs, as a percent. |
| Months on market and monthly carry | How long it may take, and what each month costs you. |
| Purchase price and improvements | Used only for the rough tax estimate. |
Is the tax figure exact?
No. It is a rough estimate of capital gains tax with the primary-home exclusion. Ask a tax professional before you decide.
Are my numbers saved?
Only in your browser on this device. Nothing is uploaded.
Why not compare by price?
Credits, repairs and timing change what you keep. Cash after tax is the fair comparison.
Ready to try it?
Put in your own numbers and compare your real offers. Estimates only, not tax or legal advice.